Individually Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Total area
2,000 SF
Lot
2.1 ac (91,476 SF)
Zoning code
R1
APN
370-080-011
UPID
US09-3271504
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$440k
Comparable Approach
Comparable
$575k
Blend (final)
Blend
$315k
Owner & transaction history
since 2022
4 recorded transactions
Zoning & alternative use
R1 · Lake Elsinore, CA
Zoning description
080 Setbacks. § 17.72.090 Lot coverage. § 17.72.100 Building height. § 17.72.110 Minimum dwelling unit size. § 17.72.120 Parking. § 17.72.130 Signs. § 17.72.140 Design review. § 17.72.150 Design standards. Chapter 17.76…
General category
RESIDENTIAL
Top alternative use upside
Office building
$915,000
+53.4%
Auto repair, garage
$865,000
+45.0%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$315k
Value range
$284k – $347k
±10% around blend
Estimated value / SF
$158 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$284k
blend $315k
$347k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,000 SF
Lot area
2.1 ac
Year built
1973
Stories
1
APN
370-080-011
Zoning
R1
Assessed value
$635,369
Annual tax
$7,231
3
Income approach: direct capitalization
Partial preview
Income approach indication
$440k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$480k
@ 6.5% CAP return
$440k
@ 7% CAP return
$410k
4
Sales comparison
Partial preview
Sales approach indication
$601k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
17.0 mi away · 2,465 SF
22.1 mi away · 1,804 SF
22.8 mi away · 1,400 SF
23.2 mi away · 2,160 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$315k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 29 sales
$298
-47%
Submarket 36 sales
$380
-59%
County 927 sales
$331
-52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $158/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+53%
vs current-use indication
Auto Repair, Garage
Retail Stores · current use
Warehouse, Storage
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
9.10%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.10%
9.0%
NOI (est.)
$44k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$489k
Move the market yield to see immediate price impact.
Value / SF
$244
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.60%9.10%9.60%
$40k
$465k
$440k
$417k
$44k
$517k
$489k
$463k
$49k
$569k
$538k
$510k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$582k
11.3 mi · Jan 2026 · $295/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,231
Tax year 2024
Assessed value
$635,369
Assessed 2024
Previous assessed
$635,369
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$566,856
Assessed improvement
$68,513
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1973
Heating
NONE
Stories
1
Total area
2,000 SF
Lot
2.1 ac (91,476 SF)
Zoning code
R1
APN
370-080-011
UPID
US09-3271504
Jurisdiction
RIVERSIDE
Zoning & alternative use
R1 · Lake Elsinore, CAZoning R1 · permitted uses
R1 · Lake Elsinore, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
080 Setbacks. § 17.72.090 Lot coverage. § 17.72.100 Building height. § 17.72.110 Minimum dwelling unit size. § 17.72.120 Parking. § 17.72.130 Signs. § 17.72.140 Design review. § 17.72.150 Design standards. Chapter 17.76…
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1973
Heating
NONE
Stories
1
Lot
2.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R1
RESIDENTIAL
Jurisdiction
Lake Elsinore, CA
Recorded code
R1
Official district
R1
Official district profile
What the municipal code says about R1
Zoning description
080 Setbacks. § 17.72.090 Lot coverage. § 17.72.100 Building height. § 17.72.110 Minimum dwelling unit size. § 17.72.120 Parking. § 17.72.130 Signs. § 17.72.140 Design review. § 17.72.150 Design standards. Chapter 17.76…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R1 in Lake Elsinore, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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